Real Estate Investing in Lecompte, Louisiana (71346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71346 (Lecompte, LA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 23.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lecompte, LA (71346)?
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Market Analysis: 71346 Lecompte
The 71346 ZIP in Lecompte, LA is a local-operator market. Outside capital chasing a $155K entry has to pair deep knowledge with the discount.
Rent of $810/mo on a $155K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 71346 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Lecompte have seen price recovery that 71346 has not matched. Rapides Parish data supports the view that the spread is structural rather than temporary.
Demographically, 71346 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 71346 is an operator game, not a passive one. Looking more closely, entry prices of $155K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lecompte:
Market Trends
Home Value History (with trend line)
📊 How Does 71346 Compare?
| Metric | 71346 | Lecompte | Alexandria, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $155,412 | $155,412 | N/A | $207,909 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 0.7% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71346 (Lecompte, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $155,412 |
| Monthly Rent | $810 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +1.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 71346
Population: 2,700
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 71346
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 900 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How high is vacancy risk in Lecompte, LA?
Lecompte, LA carries elevated vacancy risk. Expect reliable absorption at market rents of $810/mo.
Is the tenant base reliable in Lecompte, LA?
Tenant demand in Lecompte, LA is solid. The local workforce $810/mo rents across most rental classes.
What kind of market is Lecompte, LA for investors?
Investors tracking Lecompte, LA will find a 3.0/5 rating supported by $155K median home values and $810/mo rents. That profile suits long-term holders targeting measured returns.
Is Lecompte, LA better for rentals, flips, or BRRRR?
For Lecompte, LA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the median home value in Lecompte, LA?
Typical homes in Lecompte, LA go for around $155K. The 5-year CAGR of 0.0% measured price movement.
You know 71346 now. You don’t know where it ranks.
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How 71346 ranks in Alexandria, LA
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